PC 22-100-06 Bartel Rezone

Case #22-100-06 13001 E. US 40 Highway

Applicant: Joe Bartels II Action: Rezone property to C-3 (Service Commercial)

E. US 40 Highway

E. 47th Street S.

S. Norfleet Street

Surrounding Zonings

Case #22-100-06 E. US 40 Highway

E. 47th Street S. S. Norfleet Street

Comprehensive Plan

Case #22-100-06 E. US 40 Highway

E. 47th Street S. S. Norfleet Street

Aerial Photograph

Case #22-100-06

E. US 40 Highway

E. 47th Street S.

S. Norfleet Street

Current Zoning C-1 (Neighborhood Commercial) and C-2 (General Commercial)

Zoning History 1965 – 1980: C-1 (Neighborhood Commercial); C-3 (Commercial) 1980 – Present: C-1 (Neighborhood Commercial) C-2 (General Commercial)

Case #22-100-06

Property History • Was licensed as Strike and Spare bowling center from 1964 until it closed in 2018 • Owned by the applicant, under the corporate name of JMS Enterprises • Currently used as a flooring business and contracting company

Concept Plan

Case #22-100-06

Analysis • Consistency with Independence for All, Strategic Plan - While a strategy of the ‘Independence for All’ relates to supporting the redevelopment of the commercial corridors, this rezoning request would not be considered a redevelopment project as the applicant is seeking to add shipping containers as an additional use on the site.

• Comprehensive Plan Guiding Land Use Principles - This site designated for ‘Residential Neighborhoods’ by the City’s Comprehensive Plan; this proposed rezoning will be inconsistent with existing zoning along the corridor.

• Zoning • •

•

C-1 is primarily to provide smaller retail and light service uses in a neighborhood setting; it has a gross floor area limit of 15,000 SF per tenant space. Typical permitted uses include offices, sit-down restaurants, dog grooming, day care centers, hair salons, medical services, and banks.

(C-2) district is intended to serve the wider market of community and regional uses, with auto-related uses, with no limit on tenant space. In addition to the C-1 uses, the C-2 district permits gas/convenience stores, hospitals, taverns, drive-through restaurants, light automotive repair, hotels, and contracting services without outdoor storage.

C-3 (Service Commercial) allows for warehousing, light manufacturing, general/heavy vehicle repair, medical marijuana testing/cultivation facilities, contractors services with outdoor activities, and limited recycling centers, but prohibits hair salons, food/beverage sales, taverns, and hotels.

Analysis • Environmental, Storm Water and Stream Buffer - Provided the contractor’s area is limited to equipment and material being kept primarily inside shipping containers, Municipal Services has no environmental concerns. Any equipment/machinery that is stored outside must be serviced off site; the on-site repair and washdown of such equipment is prohibited.

• Building Permits and Phasing – This proposed contractor’s plan is conceptual, will be modified in both shape and size. Permits will be required for the fencing, lighting inside the fenced area, and perhaps tie downs for the shipping containers. No water, sanitary sewer, or electrical service will be provided to the containers.

The site’s sign on E. US 40 Highway

Looking East at the building’s entrance

Looking Southeast across the site

Looking Northeast into the site

Looking Northwest at part of the parking lot

Looking North at the South side of the site

Commercial property to the West

Looking West down E. 40 Highway

Looking North across the Highway

Looking East up E. US 40 Highway

Car dealership east of the site

Looking East up E. 47th Street

Looking South across E. 47th Street at the Voorheis Vale subdivision

Another photograph of Voorheis Vale

Looking West down E. 47th Street

Commercial property west of site

Recommendation Staff does not recommend of this rezoning request for the following reasons:

1. It’s not in conformance with the Comprehensive Plan’s designation for the area; 2. Its close proximity to residential properties south of E. 47th Street;

3. The applicant’s requested (C-3) zoning would allow a much broader array of uses (particularly intensive commercial and light industrial type uses) than just the proposed shipping container and equipment storage yard.